MAINTENANCE GUIDEBOOK V

ROOF AND WATERPROOFING MAINTENANCE

CHAPTER FOUR - INSPECTION
SECTION GENERAL
Roof and waterproofing systems are comprised of many parts that work together to provide watertight
barrier between the exterior and interior of the building. The partial or complete failure of any one
component may result in failure of the entire system.
The visual inspection of the roof and waterproofing systems includes an evaluation of:
lnterior components of the building associated with the roof and waterproofing systems such as ceiling,
and walls;
Exterior components, including the facade, parapets, fascias, and drainage;
The roof surface, including flashing, drainage, penetrations, parapets, and edge details;
Waterproofing system, including sealant joints, mortar joints, building expansion joints, exposed
flashing, and surface drainage.
Typical roof components are illustrated in Figures 4-1 and 4-2.
The inspection and repair of roof and waterproofing systems should accomplished trained personnel
in:
The basic make-up of the system being inspected;
ldentifying the various defects;
Making recommendations to accomplish the necessary repairs;
Recognizing when repairs are beyond the HA's abllity.
SECTION PREPARATION FOR INSPECTION
Prior to inspection, the lnspector should review the Historical Oata File, especially the most recent
inspection report and any related work orders. Leaks reported since the last inspection should noted
the inspection roof plan. The lnspector should take the following items with him or her for conducting
the inspection:
Blank inspection report form;
Roof plan with leak locations noted;
of last inspection report;
V ROOF AND WATERPROOFING (8194) 4-1
INSPECTION
LEGEND
1.
COPING
2.

3. BASE FLASHING
4. ROOF MEMBRANE
5. INSULA110N
6.
DRAIN
7.
PARAPET 'NALL
8. FACADE
9. WINDOW
1 DRAIN UNE
11. CEIUNG
12. WALL
13. FLOOR S1RUC11URE
14. FOUNDA 110N
15. FLOOR SLAB
16. FOUNDA 1lON DAMPPROOFING
17. FOUNDA 110N DRAIN
18. FINISHED GRADE
Figure 4-1: Building Cornponents-Flat-Roofed Buildings
V ROOF AND WATERPROOFING (8J94) 4-2 INSPECTION
LEGEND
1.
SHINGLE ROOFlNG
2. ROOF DECK
3. PIPE PENE'!RA 110N
4. FASCIA
5.
6. DOWNSPOUT
7. SOFFlT
FACADE
9. W!NDOW
1 0. IIOT 1!51'.1:1
11. CEIUNG
12. WAU.
13. FLOOR
14. FOUNDA 110N
15. FLOOR SLAB
16. FOUNDA 110N DAMPPROOFlNG
17. FOUNDA 110N DRAIN
1 FlNISHED GRADE
Figure 4-2: Building Components-Sloped-Roofed Buildings
V ROOF AND WATERPROOFING (8194) INSPECTION
ruler, colored pencil or pen;
Aerosol can of bright marking paint;
Sharp knife;
Measuring tape;
Flashlight;
Small trowel to scrape sealant and gravel;
Large trash bag to collect roof-top debris;
Level;
Camera and
Pocket whisk
SECTION SYSTEMATIC INSPECTION OF STRUCTURE, ROOFING, AND
WATERPROOFING SYSTEMS
The following are the recommended procedures for inspecting roof and waterproofing systems, whether
the systems are inspected at the same time or separately. Each inspection should follow prescribed
routine which the inspector to examine each component. lnspection guides are included
in Appendix These guides can used as is, or tailored to meet specific requirements. typical
inspection will consist of four phases:
Visual inspection of building interior;
Visual inspection of building exterior;
Visual inspection of roof or waterproofing system and components;
Analysis and recommendations.
The basic components of each phase are illustrated in Figures 4-3 and 4-4.
Under certain circumstances, fifth phase, consisting of specialized testing, may required to determine
the causes of leaks and the extent of the damage observed during the routine inspection.
SECTION D FIRST PHASE: INTERIOR INSPECTION
Visually inspect the interior of the structure related to the roof or waterproofing systems. The following
elements should inspected:
Check structural system for deterioration. reflective cracking, efflorescence (white powder) on walls,
ceilings, underside of roof deck, and at foundation walls.
Check for water stains on ceilings, piping, ducts, walls, and supporting members.
Note the exact locations of water damage measurement to building components that can
located on roof or exterior of building. At least two measurements should taken from
convenient points such as eaves, edges, valleys, or other locations.
V ROOF AND WATERPROOFING (8194)
INSPECTION
lnspect interior area darnage for potential source of leak. Where water seen
dripping through the sheathing, locating the source is relatively simple, provided there is
insulation under the roof membrane. steeply sloped roofs where water or moisture appears
the ceiling, the rafters immediately the moist spot should inspected for some
distance. The drip line will show the rafter, and the point of water entry
located with measurements. Some typical sources for interior leaks are:
Water leaking through deck penetrations;
Water tracking along pipes or structural members and dripping off at changes in direction or
elevation;
Saturated insulation water and drain-line piping;
Condensation below HVAC ducts. (Note that stains below HVAC ducts may result from
condensation or from pipe delects.)
When the source is not readily apparent, inspect penetrations such as vent pipes, where such
leaks rnay develop. Note these locations with measurements, and record. Discussions with
tenants rnay helpful in determining whether or not the leak occurs every time it rains, only
during hard-driving rains, or some time after rain has ended.
SECTION SECOND PHASE: EXTERIOR INSPECTION
Transfer measurements potential leak sources from interior inspection to exterior of building and mark
locations with lumber crayon. Visually inspect the exterior of the building. Elements that rnay
inspected include, but are not limited to:
for cracks, water stains, open sealant joints, pointing delects, loose or deteriorated
brick, clogged weep holes.
Parapet-<:heck for cracks, water stains, pointing delects, open sealant joints. Such delects may
caused base-flashing delects. Mark delect locations the plan so the roof area near the defect
inspected.
Windows and door openingS-<:heck for delective sealant around window and doors, deteriorated wood
and metal trim, rusted lintels, clogged window weeps and door-head flashing.
Foundation-grading at foundation should slope away from building with depressions in the grade
against the building.
for adequate support and for damage to gutters and downspouts. Leaks observed
during the interior inspection can result from clogged gutters and downspouts. Also, melting snow and
ice rools ice darns at eaves or gutters cause water penetration.
Note exterior delects in relation to leaks observed during interior inspection to determine exterior
condiOons are resulting in the interior darnage.
V ROOF AND WATERPROOFING (8/94) 4-5 INSPECTION
IZ }-----;
...
,-
LEGEND
F1RST PHASE - INSPECTION
1. SLAB
2. ROOF noNS
3. WALLS
4. OF
AND DOORS
5. SIDE
OF FOUNDA noN WALLS
SECOND PHASE - INSPECnON
FINISHED GRADE
SLOPE FOR POS!nVE DRAIN
SLOPE (NO
7. MORTAR PO!NnNG
(IF APPUCABLE)
8. F FOR CRACKS
AND STAINING
9. ARAPET
1 AND
BUILDING
SEALANTS
PHASE - ROOF INSPECnON
11. COPING
12.
13. BASE F1LASHING
14. ROOF MEMBRANE
15. ROOF DRAINAGE
INCLUOING SLOPE AND
RAIN LEADER FOR PROPER
FLNCnONING
Figure 4-3: Components of Visual Inspection
V ROOF AND WATERPROOFING (8194) INSPECTION
LECEND
FIRST PHASE -
1. UNOERSIDE OF ROOF
2. ROOF
3. WALLS
4. OF WINDOWS
AND DOORS
5. SIDE
OF FOUNOA TION WALLS
SECOND PHASE -
6. FINISHED GRADE
SLOPE FOR DRAIN
SLOPE (NO
7. MORTAR POINilNG
(IF APPUCABLE)
FACADE FOR CRACKS
AND STAINING
9. AND
DOWNSPOUT ACHMENT
10. DOWNSPOUT DISCHARGE
GRADE (SPLASH BLOCK)
OR DRAIN
1 1. WINDOW AND
BUIUDING

PHASE - ROOF
12. SHJNGLES
13. FLASHING
14. FOR DEBRIS,

Figure 4-4: Components of Visual Inspection-Sloped Roofs
V ROOF AND WATERPROOFING (8J94) 4-7 INSPECTION
SECTION F THIRD PHASE: ROOF INSPECTION
This is to provide procedures for each typical roof Par1 8 of this
is list of typical related to specific types.
11 is that the familiarize themselves with the roof
details prior to the roof. The Roofing and
Waterproofing Manual also of proper roof
1. ROOF SURFACE
of the roof surface all walls, other items that affect
the water1ight of the roof system. Carefully areas damage repor1ed
or the survey. Debris, clogged water. materials left
the roof the to improve the level of
2. FLASHING INSPECTION
attributed to are actually leaks occur, the
should of the first areas Typical are Figure
4-5. The are for
Check height. Eight is the height for base
water the roof heavy over1op low
Carefully the materials the for of breaks or moisture.
Look for laps or seams, of from ver1ical surfaces,
of weather exposed to direct deteriorate more rapidly those
the
Check to see that felts base sheets are tightly adhered to the strip or
wall surface. Loose base detected the
mid-way the roof the venical surface.
Check for other of water the outside of walls
parapets. Areas should clearly marked for repair.
Check for the base This is of the roof
the wall or that the base is
Check metal for see that it is properly wedged place or is
securely to receiver, whichever is
Check that the the top edge of is well to the
wall the should shaped to water away from
V ROOF AND WATERPROOFING (8/94) 4-8

the wall.
Check that counterflashing is securely set in reglet. Loose counterflashing should reset and
missing or too-shallowly set counterflashing should replaced new counterflashing.
Check of wall counterflashing to determine whether there are open joints, or
cracks that could allow water infiltration into wall and behind base flashing. Open mortar joints
should resealed. Weep holes, which al/ow water to the wal/, shou/d not sea/ed. lf
necessary, repoint the joints with mortar.
Figure 4-5: Flashing Components
3. DRAINAGE
LECEND
1. WALL OR ARAPET
2. REGLET
3.
/N REGLET SHOWN)
4. BASE FLASHING
5. CANT
INSULA
7. DECK (WOOD PLANK
SHOWN)
ROOF MEMBRANE
General components of roof drainage systems are shown in Figures 4-6 and 4-7. The fol/owing is
suggested drainage inspection checklist:
Check that the flat roof-deck slope is unobstructed and permits free drainage. Look for sagging
and depressed areas, standing water, washed-out slag, or water-stained areas. Plant growth,
foreign and debris should removed.
Check rain leaders and strainers to see that they are in place and in good Look for
broken and clogged drains, strainers, and damaged gravel stops.
V ROOF AND WATERPROOFING (8194) 4-9 INSPECTION
Check for ponding water. Standing water may indicate thatthe drain is settoo high or not in the
correct location.
Look for defective drain flashing. Determine if the roof membrane is securely clamped within the
drain ring.
Check that the roof membrane does not or reduce lhe effective size of the drain pipe
opening. Membrane inside clamping ring should cut to within one inch of the clamping ring.
Check gutter attachment to the edge of roof to determine whether it is adequately supported.
Note whether gutter is clear of debris, gutter joints are sealed watertight, and if there are holes
in the gutter. Verify that the gutters are level or slope downward to lhe downspout and that the
downspout is firmly secured to the outlet tube.
Check that the downspout is free-draining at grade, adequately connected to ground drain pipe
or that the splash are properly located, and water is discharged to an area with good slope
away from the building.
LEGEND
1. ROOF SURFACE
2. SUPPORT (SPIKE AND
FERRULE SHOWN)
3.
4.
5. DOWNSPOUT
DOWNSPOUT
7. SPLASH BLOCK (DRAIN
NOT SHOWN)
8. FlNISHED GRADE
Figure 4-6: Gutter and Downspout Components
V ROOF AND WATERPROOFING (8194) 4-10 INSPECTION
LEGEND
1.
DRAIN DOME
2. CLAMPING RING
3. DRAIN
4. DRAIN BODY
5.
ROOF MEMBRANE
6.
INSULA110N
7. DECK

DRAIN PIPE
Figure 4-7: Roof Drain Components
4. ROOF EDGE INSPECTION
Gravel stops and metal roof-edge strips embedded in the roof membrane often leak because the metal
and roofing materials expand at different rates and thus separate. The separations appear as
between the roof membrane and the metal. This type of gravel-stop installation is shown in Figure 4-8.
Roof-edge details should inspected for:
Damaged, missing, unattached, or deteriorated overhanging material and fascia boards;
Split or cracked stripping felts;
Open or broken joints between metal pieces.
5. COPING INSPECTION
Determine whether the coping the parapet wall is masonry, membrane, or metal. lf metal, note
the type and thickness/gauge/weight and update in the Historical Data File if necessary.
Check for open mortar and sealant joints which require repair.
Check that the roof membrane continues over the top of the parapet below the coping. lf not,
determine the counterflashing is adequate.
lf the coping is metal, note the condition of the finish. Check for peeling paint, rust, corrosion, and
V ROOF AND WATERPROOFING (8194) 4-11 INSPECTION
holes.
Check whether exposed heads are sealed water1ight.

LEGEND
1. FASCIA
2.
GRAVEL
3.
4.
5. ROOF MEMBRANE

6. INSULA nON
7.
DECK
SHOWN)
8. MASONRY F ACADE
Figure 4-8: Gravel Stop Components
6. MEMBRANE INSPECTION
the elastomeric, Verify
update the Historical Data Rle ff
Check the Historical Data File to see ff the roof is re-<:over.
lf there are patches, their especially the the roof
List but limited to, debris clogged
surface of roof for The aggregate roof
should fully cover the flood coat. There should spots.
systerns, the ballast should well distributed. fullyadhered or systems,
should out. Note any exposed open seams, loose or
other areas of deterioration which need to repaired.
Check the of walkway pads, pavers, the roof adjacent to them.
Check for if and depth roof plan.
Emphasize the need for if but not to, removal
V ROOF AND WATERPROOFING (8194) 4-12 INSPECTION
of debris and foreign objects that damage the membrane, redistribution of ballast, of
smooth-surfaced of aggregate at exposed felts built-up roofs.
7. ROOFTOP EQUIPMENT SUPPORT INSPECTION
typically roofs heat pumps, large small HVAC
These items are frames or, sometimes directly the
roof the supports to that they are flashed water-tight. The items
should as part of this
Check supports for the of surfaces.
Check base of to supports. Note deteriorated, loose, or
base
lf there are shields supports, check that they are securely sealed water-tight.
Check n there is whether it has with
manufacturers' Also, that has removed.
Check n or other objects have roof to
removed.
8. INSPECTION PROCEDURES MEMBRANE
The list is to the listed (see the
Glossary for of Note the of the
roof lllustrations of typical built-up roof are in Figure 4-9.
Built-Up Roof
Built-up roof are constructed of layers of felt with the felts
to provide the The roof enher smooth-surfaced (usually with
or surfaced with gravel or slag embedded flood coat of
Check built-up roofs for the deficiencies:
Blisters: the size whether they are or Mark blisters
with highly so that others the roof avoid
Slippage ridges;
Splits, holes, fishmouths;
Loss of top surface or exposed and deteriorated felts, alligatoring (see Figure 4-9),
lack of between plies.
V ROOF AND WATERPROOFING (8/94) 4-13 INSPECTION
BUIL T-UP ROOF DEFICIENCIES

..
GRAPHIC REPRESENTATION OF MEMBRANE
SPLIT
MEMBRANE

DECK
GRAPHIC REPRESENTATION OF MEMBRANE SPLIT
GRAPHIC OF RIDGES IN MEMBRANE
Alligatored flood coat
Figure 4-9: Built-Up Roof Deficiencies
V ROOF AND WATERPROOFING (8194) 4-14 INSPECTION
Modlfled Bltumen Rooflng
is either or smooth-surlaced material, typically applied
three-foot strips with at the seams. The material appears similar to roll
except that the is much thicker. Check for the

seams,
or other type of
Roll Rooflng
Roll is fehs that have treated with asphah surlaced side with
small aggregate. Ahhough this material is typically used, it may some
or storage Check for the
or improperly or lapped seams;
Poor surface or lost weathered edges, holes.
d. Metal Roofing
There are various metal systems. The first step metal roof is to the
type of metal used so that appropriate materials specified for the repairs. check for
the
of surfaces;
Rust;
Small holes, cuts,
Loose seams;
solder
height;
especially copper Check areas where there are
flows, valleys, crickets, or roof for or worn metal (11 the
metal is the surlace to protect it from further wear. 11 area is
metal patch should 11 the area is Jarge, the metal should replaced.)
d. Slate, Tile, and Other Rigid Roofing
Typical slate roof are Figure 4-1 Check for the
loose tile;
heads;
V ROOF AND WATERPROOFJNG (8194) 4-15 JNSPECTION
plaster lath optional
------ slate
1
'
'
' 1
' 1
,
' 1
Figure 4-10: Slate Roof Components
lnadequate head laps;
Rotted nailers;
Deteriorated underlayment where tiles are missing);
Deteriorated fasteners (look at loose tiles);
--- elastic cement
plaster latll
roof
:--+--no less than

Metal flashing---see criteria for metal roofs. Check erosion in drainage channels, along
valleys, and at drip lines.
f. Asphalt Shlngles
Check for the foliowing:
Loss of mineral surfacing;
Splitting and surface cracking;
Wind damage at "free' tabs;
lmproper overhang or lack of drip edge at rake and eave, resutting in rotting of wood
sheathing;
Cur1ing or cupping, brittleness;
Evidence of leaks at projections like vent pipes.
V ROOF AND WATERPROOFING (8194) 4-16 INSPECTION
SECTION G FOURTH PHASE: WATERPROOFING INSPECTION
1. GENERAL
The lnspector should star1 with sample inspection of exterior wall finishes, including mor1ar joints,
sealant joints at window and door perimeters, window stiles, and building expansion joints. This
inspection should provide enough information to determine whether detailed inspection is required.
When there is interior damage potentially associated with the waterproofing system, the wall areas
above and near the interior damage should carefully inspected. For leaks at and below-grade, the
ground surface drainage at the wall exterior, the foundation waterproofing, and the footing drain, if any,
should inspected.
2. WATERPROOFING INSPECTION
Foundation
Check walls for efflorescence, of plaster, water stains, cracks, and spalls. 11
there are water the walls, note their sketch elevation of the wall.
Check the floor for ponded water or watermarks, check floor to sure they
are clear. 11 there is sump pump, lift the float to the pump to sure it operates.
Most leaks corrected (pot holes), sloping the
finished grade away from the foundation, the downspouts to closed conduits.
the exterior note the items related to the waterproofing:
Depressions and slope of finished grade;
Location of roof drainage discharge and how (whether) it is directed away from the building.
Brlck Masonry Facades
the facade for the following
mor1ar joints;
Clogged weep holes;
or deteriorated at soft joints;
Exposed
powdery substance the of wall);
Stains or discolorations;
Cracked brick Note whether they are isolated breaks or par1 of larger crack
through several courses of the (Cracks from
V ROOF AND WATERPROOFING (8194) 4-17
INSPECTION
settlement or from shrinking and swelling soils require an engineering study.)
Spalled bricks. Note whether they are single bricks or part of larger area of deterioration.
lf any of these conditions are observed, make sketch of the facade and mark the locations
of the
SECTION PHASE: ANALYSIS AND RECOMMENDATIONS
After all the data is collected, for repair, or should
made. repair that are the of the should accomplished shortly
after the the weather is good. Otherwise, the use of should
there is structural damage, structural should for
SECTION 1 SIXTH PHASE: ADDITIONAL TESTING
At times is required to the suspected leak sources to assess the of
darnage, such as wet the source or cause of leaks accomplished
staff Procedures for leaks are the
the of wet however, requires the use of specialized
which is typically HAs. The basic are discussed Chapter Three.
SECTION J LOCATING LEAKS
Leaks should located corrective taken as soon as Eariy the
of darnage to the roof the Leaks should the The
procedures for leaks are the various for exterior, roof-surface
lf leak sources are readily from visual try to locate the leak source
as described the
SECTION WATERTESTING
1. WATER-TESTING FOUNDATIONS
Dig small the wall above the area of suspected failure. Pit
should approximately two feet square foot deep. Visually the exposed
or record Fill the with water, keep the hose
just to the water level. Allow the water to for at least hour and
V ROOF AND WATERPROOFING (8194) 4-18 INSPECTION
continually monitor the interior ol the structure lor leak. Delmhorst Moisture Meter or similar meter
can otten helplul in tests when the interior damage may the result ol increased moisture content
ol the wall rather than actualleaking ol water. 11 the test is unsuccesslul, water test the wall, and then
any doors or windows the leaking loundation. Lack ol proper waterprooling termination or
through-wall llashing could the source ol leaks. Another source is rising damp. This
phenomenon, which lrom ground water rising in masonry loundation walls capillary action,
would not apparent lrom water testing. (Delmhorst Moisture Meters are manulactured Delmhorst
lnstrument Company. 50 lndian Lane East Towaco, New Jersey 07082, Telephone 800/222-0638.)
2. WATER-TESTING WATERPROOFED WALLS
Start water-testing spraying water at the lowest point ol the wall that could contribute to
the leak; do not test the wall below the interior leak. For an extended test, sprinkler can uselul.
After allowing sulticient time lor water to penetrate the wall, spray the wall at higher elevation. When
water penetrates the structure, note the location being tested and stop the test. Clean-up and remove
water lrom the interior area. For leaks associated with wind- driven rain, water-testing may not
effective. Therelore, results lrom water-testing walls may not always conclusive.
3. WATER-TESTING ROOFS
lsolate the rool area the leak, plug the rool drain with plug, and llood the isolated
rool area. Have an assistant continually monitor the building interior at the leak location lor the entry
ol water or moisture. The assistant should notify the tester when the leak starts. 11 no leak occurs
after approximately one hour ol llood testing, remove the drain plug. Then move the hose and spray
the llashings near the leak, one at time. The approach should to water-test lrom the lowest point
to the highest point ol the rool. When the interior leak starts, note the area being tested, shutoff the
water, and clear the rool ol water. Provide buckets and rags at the interior leak location to collect the
water penetrating lrom the water-test.
4. LENGTH OF TESTS
One hour is typically sulticient time lor water-tests to produce results. 11 leak occurs in less time, the
test should stopped immediately and the water leak cleaned up. The main lactors contributing to
the length ol time are the severity ol the leak and the mass and porosity ol material which the water
must penetrate to appear on the interior.
V ROOF AND WATERPROOFING (8194) 4-19 INSPECTION
5. VERIFY RESUL TS
Moving water quickly from one location to another during testing can lead to inaccurate results. 11
there is the result of test. allow water to stop leaking and repeat Since the leak path
is already retesting should produce results much more quickly than the original test. 11
is important to note that successful water-testing is systematic and methodical means that requires
practice and patience.
6. EXERCISE CAUTION
Prior to water-testing roof systems. the live-load of the roof should checked to ensure that
the water to ponded on the roof will not overload the structure. (Water weighs approximately 5
pounds per square foot per inch of depth). water test may in damage in the interior
of the building. Therefore, the inspector should evaluate the potential for interior damage to the
structure. private property, and equipment when determining to water-test, and should take precautions
to protect the interior elements (for instance, move and cover plastic).
Water-testing may not successful on re-cover roofs because water can travel between the original
and re-cover roof for great distances before leaking into the building at deck crack or penetration.
Water can collect on the original roof membrane and not leak into the building until well after the
lnspector has left the property.
7. EQUIPMENT
The following equipment is required or useful for water'lesting:
Hose;
Spray nozzle, sprinkler, or soaker hose as required;
Bucket, rags, and shop vacuum (if to catch water;
Drain plugs;
Plastic sheeting and duct tape to isolate water-test areas;
Flashlight;
Hose key, needed;
Delmhorst or other moisture meter
measure to location of leak. Measure leak location from anything that can seen
_at the exterior of the building, such as vent pipe or fan housing.
END OF CHAPTER FOUR
V ROOF AND WATERPROOFING (8194) 4-20
INSPECTION